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HomeMy WebLinkAbout1978-03-01MINUTES HUNTINGTON BEACH BOARD OF ZONING ADJUSTMENTS Room B-8 - Civic Center 2000 Main Street Huntington Beach, California WEDNESDAY, MARCH 1, 1978 - 1:15 PM BOARD MEMBERS PRESENT: SPENCER, EADIE. CROSBY CITY STAFF PRESENT: CHUCK BURNEY, FIRE DEPARTMENT MINUTES: ON MOTION BY CROSBY AND SECOND BY SPENCER THE MINUTES OF THE REGULAR MEETING OF FEBRUARY 15, 1978, WERE APPROVED AS TRANSCRIBED, BY THE FOLLOWING VOTE: AYES: SPENCER, CROSBY, EADIE NOES: NONE ABSENT: NONE REGULAR AGENDA ITEMS: ADMINISTRATIVE REVIEW NO. 78-15 (Cont. from 2-22-78) Applicant: John K. Alstrom (John D. Lusk Co.) To permit construction of a 50,692 square foot industrial build- ing located on the northwest corner of Machine Drive and Spring- dale Street in an M1-A, Restricted Manufacturing District. This request is covered by EIR 73-16, adopted by the City Council on March 18, 1974. John Alstrom and Jeri Tarrant were present at the meeting. The Board discussed with the applicants its intention to condition this property and the two other parcels ad]acent under the same ownership to only two drives off Sprinqdale, and explained the width and configuration which would be required for those recipro- cal accesses. It was particularly noted by the Board that the parking on the subject site is over code requirements and the loss of parking stalls necessary to implement the reciprocal drive will not adversely affect the parking count on the property. The plan was otherwise found to be in substantial compliance with the ordinance code. ON MOTION BY EADIE AND SECOND BY CROSBY ADMINISTRATIVE REVIEW NO. 78-15 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: Minutes, H.B. Board of Zoning Adjustments March 1, 1978 . Page 2 CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERPIITS: 1. The conceptual site plan and elevations received and dated February 6, 1978, shall be the approved layout, subject to the following modification: The driveway on Springdale Street shall be delineated on the plan as a reciprocal access between subject property and the abutting property to the north, said drive to be a minimum ultimate width of 40 feet (20 feet on each prop- erty) with joint access terminating at a point on the north property line of subject property to be determined by the Planning Department. A reciprocal easement for said drive shall be filed with the City prior to issuance of building permits. The modification outlined above shall be depicted upon the plan submitted to the Department of Building and Community Development upon application for building permits. In its approval action, the Board of Zoning Adjustments considered the following issues in relation to the conceptual plan: Traffic circulation and drives; Parking layout; . Lot area; . Lot width and lot depth; . Type of use and its relation to property and improvements in the immediate vicinity; . Past administrative action regarding this property. 2. The following plans shall be submitted to the Secretary of the Board: a. Landscape and irrigation plan complying with Article 979 of the Huntington Beach Ordinance Code and land- scaping specifications on file in the Department of Public Works. b. Rooftop mechanical equipment screening plan. Said plan shall indicate screening of all rooftop mechanical equipment and shall delineate the type of material pro- posed to screen said equipment. 3. All applicable fees shall be paid prior to issuance of building permits. B. TO BE COMPLETED PRIOR TO FINAL INSPECTION: 1. The reciprocal easement document shall be recorded prior to final inspection of subject project. �1_ BZA 3-1-78 Page 2 1 C Minutes, H.B. Board of Zoning Adjustments March 1, 1978 Page 3 AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE CONDITIONAL EXCEPTION NO. 78-5 (In Conj./UP 78-6) Applicant: Total Concepts/Richard S. Huddleson To permit retail/commercial building to be constructed at zero setback from the rear property line, located on the southeast corner of Beach Boulevard and Heil Avenue in a C4, Highway Com- mercial District. This request is a Categorical Exemption, Class V, California En- vironmental Quality Act, 1970. Chairman Eadie opened the public hearing. Richard Huddleson and Robert McConnell were present at the meeting. There being no persons present to speak for or against the proposed exception, the public hearing was closed. The Board reviewed the request, considering the size and shape of the lot, the existing separation between the commercial and the residential properties, and the building layout for the site. ON MOTION BY EADIE AND SECOND BY SPENCER CONDITIONAL EXCEPTION NO. 78-5 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS OF THE BOARD: 1. Sufficient hardship has been demonstrated because of the size and configuration of the subject lot and the existence of the alley, all of which make imposition of additional setback for buffering purposes an unreasonable condition on the property. 2. The code objective of separation between residential and com- mercial property has been satisfied by the existence of the alley between them. 3. Onsite separation would create an unusable area between the retail building and the alley wall, and would adversely affect onsite circulation. 4. No openings will exist in the building wall at the zero prop- erty line, thereby decreasing any possible adverse impact the project might have on nearby residential uses. 5. No persons have appeared to protest the proposed exception. BZA 3-1-78 Page 3 Minutes, H.B. Board of Zoning Adjustments March 1, 1978 Page 4 CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The revised conceptual site plan received and dated February 14, 1978, shall be the approved layout. 2. All applicable fees shall be paid prior to issuance of building permits. 3. All conditions of approval imposed upon Use Permit No. 78-6 shall apply. AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE USE PERMIT NO. 78-6 (In Conj./CE 78-5) Applicant: Total Concepts/Richard S. Huddleson To permit construction of a 10,300 square foot retail/commercial building located on the southeast corner of Beach Boulevard and Heil Avenue in a C4, Highway Commercial District. This request is covered by Negative Declaration No. 78-12. Chairman Eadie opened the public hearing on the use permit and the negative declaration request. Richard Huddleson and Robert McConnell were present at the meeting. The Board reviewed the information contained in the negative dec- laration request and considered mitigation measures applicable to the project. ON MOTION BY EADIE AND SECOND BY SPENCER THE BOARD, HAVING FOUND THAT THE PROPOSED PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE PHYSICAL ENVIRONMENT, ADOPTED NEGATIVE DECLARATION NO. 78-12 WITH THE MITIGATION MEASURES CONTAINED IN CONDITIONS B1 THROUGH B4 IMPOSED UPON THE USE PERMIT, BY THE FOLLOWING VOTE: AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE There being no persons to speak for or against the proposed pro- 3ect, the public hearing was closed. Board discussion ensued which, in addition to reviewing for code compliance, addressed the aesthetic impact of the project as viewed from the highway, the adjoining residential uses, and the west -bound traffic on Heil Avenue. Some type of modification to the drawings will be required to effect a more pleasing rear elevation. BZA 3-1-78 Page 4 C Minutes, H.B. Board of Zoning Adjustments March 1, 1978 Page 5 ON MOTION BY EADIE AND SECOND BY CROSBY USE PERMIT NO. 78-6 ';7AS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOL- LOWING VOTE: FINDINGS OF THE BOARD: 1. The establishment, maintenance, and operation of the use will not be detrimental to the general welfare or injurious to property and improvements in the vicinity of such use or building. 2. The granting of a use permit will not adversely affect the General Plan of the City of Huntington Beach. 3. The proposal is consistent with the City's General Plan of Land Use. CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The revised conceptual site plan received and dated February 14, 1978, shall be the approved conceptual lay- out, subject to the modifications described herein: a. The plan shall reflect proper dimensions. b. Street dedication shall be delineated as ten (10) feet rather than twelve (12) feet. C. The trash enclosure facing Beach Boulevard shall be relocated. The modifications described above shall be depicted upon the site plan submitted to the Department of Building and Community Development upon application for building permits. In its approval action, the Board of Zoning Adjustments consid- ered the following issues in relation to the conceptual plan: .Traffic circulation and drives; . Parking layout; Lot area; . Lot width and lot depth; . Type of use and its relation to property and improvements in the immediate vicinity; Past administrative action regarding this property. 2. The following plans shall be submitted to the Secretary of the Board: a. Landscape and irrigation plan complying with Article 979 of the Huntington Beach Ordinance Code and land- scaping specifications on file in the Department of Public Works. BZA 3-1-78 Page 5 Minutes, H.B. Board of Zoning Adjustments March 1, 1978 Page 6 b. Rooftop mechanical equipment screening plan. Said plan shall indicate screening of all rooftop mechani- cal equipment and shall delineate the type of material proposed to screen said equipment. 3. The east elevation of the building shall be subject to approval of the Secretary of the Board prior to issuance of building permits. 4. All applicable fees shall be paid prior to issuance of building permits. B. GENERAL CONDITIONS: 1. Natural gas shall be stubbed in at the locations of cook- ing facilities, water heaters, and central heating units. 2. Low -volume heads shall be used on all spigots and water faucets. 3. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an offsite facility equipped to handle them. 4. If outside lighting is included onsite, high-pressure sodium vapor lamps shall be used to prevent "spillage" onto adjacent areas and for energy savings. AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE ADMINISTRATIVE REVIEW NO. 78-14 Applicant: Sonja T. Muller To permit construction of a building containing 4980 square feet of commercial retail space and 1940 feet of office -professional space, located at the southwest corner of Warner Avenue and Bolsa Chica Street in a C2, General Business District. This request is covered by Negative Declaration No. 78-15. Chairman Eadie opened the public hearing on the negative declara- tion. Sonja Muller and Ed Grabowski were present at the meeting. The Board reviewed the information contained in the negative declaration request form and considered mitigation measures appli- cable to the project. ON MOTION BY SPENCER AND SECOND BY CROSBY THE BOARD, HAVING FOUND THAT THE PROPOSED PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE EFFECT ON THE PHYSICAL ENVIRONMENT, ADOPTED NEGATIVE DECLARATION NO. 78-15 WITH THE MITIGATING MEASURES CONTAINED IN CONDITIONS BZA 3-1-78 Page 6 Minutes, H.B. Board of Zoning Adjustments March 1, 1978 Page 7 B-2 THROUGH B-6 IMPOSED UPON THE ADMINISTRATIVE REVIEW, BY THE FOLLOWING VOTE: AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE The Board reviewed the project. It was pointed out to the appli- cants that a deficiency in parking exists on the plan, and the possibility of relocation of the building was suggested. Also discussed were the existing station, sign and tanks on the site, the finished elevations as they will impact views from the street and abutting uses, and provision of a trash enclosure within the project. ON MOTION BY SPENCER AND SECOND BY CROSBY ADMINISTRATIVE REVIEW NO. 78-14 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual site plan received February 7, 1978, shall be the approved layout, subject to the modifications described herein: a. Parking shall be redesigned to meet minimum code re- quirements. b. The trash enclosure shall be delineated on the plan. The modifications outlined above shall be depicted on the plan submitted to the Department of Building and Community Development upon application for building permits. In its approval action, the Board of Zoning Adjustments considered the following issues in relation to the conceptual plan: • Traffic circulation and drives; . Parking layout; . Lot area; . Lot width and lot depth; . Type of use and its relation to property and improvements in the immediate vicinity; . Past administrative action regarding this property. 2. All applicable fees shall be paid prior to issuance of building permits. BZA 3-1-78 Page 7 Minutes, H.B. Board of Zoning Adjustments March 1, 1978 Page 8 3. The following plans shall be submitted to the Secretary of the Board: a. Landscape and irrigation plan complying with Article 979 of the Huntington Beach Ordinance Code and land- scaping specifications on file in the Department of Public Works. b. Rooftop mechanical equipment screening plan. Said plan shall indicate screening of all rooftop mechanical equipment and shall delineate the type of material pro- posed to screen said equipment. 4. The southerly and westerly elevations of the building shall be treated to provide a pleasing aesthetic effect. Said elevations shall be subject to the approval of the Secretary of the Board prior to issuance of building per- mits. B. GENERAL CONDITIONS: 1. The demolition permit for the existing service station shall include removal of the freestanding sign. 2. Natural gas shall be stubbed in at the locations of cook- ing facilities, water heaters, and central heating units. 3. Low -volume heads shall be used on all spigots and water faucets. 4. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an offsite facility equipped to handle them. 5. If outside lighting is included on site, high-pressure sodium vapor lamps shall be used to prevent "spillage" onto adjacent areas and for energy savings. 6. A geologic report prepared by a geologist registered in the State of California, directed to the problem of poten- tial surface fault displacement through the site shall be approved by the Department of Building and Community Development prior to the construction on the site. AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE BZA 3-1-78 Page 8 17 L Minutes, H.B. Board of Zoning Adjustments March 1, 1978 Page 9 ADMINISTRATIVE REVIEW NO. 78-17 Applicant: David Adler To permit construction of a 3,000 square foot office building, located on the south side of Main Street approximately 170 feet northeast of Florida Street in an R5, Office -Professional Dis- trict. This request is covered by Negative Declaration No. 78-16. Chairman Eadie opened the public hearing on the negative declara- tion request. Glenda Adler was present at the meeting to repre- sent the application. The Board reviewed the information contained in the negative declaration request form and considered mitigating measures ap- licable to the project. ON MOTION BY CROSBY AND SECOND BY EADIE THE BOARD, HAVING FOUND THAT THE PROPOSED PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE EFFECT ON THE PHYSICAL ENVIRONMENT, ADOPTED NEGATIVE DECLARATION NO. 78-16, WITH THE MITIGATING MEASURES CONTAINED IN CONDITIONS B-2 THROUGH B-5 IMPOSED ON THE ADMINISTRATIVE REVIEW, BY THE FOL- LOWING VOTE: AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE There beinq no persons to address the Board in regard to the pro- ject, the public hearing was closed. Dave Eadie informed the Board that, since this property and the property abutting to the south are both very long, narrow strips of land and difficult to develop, it is the position of the Planning Department that a reciprocal access drive should be pro- vided between them; this will minimize curb cuts on Main Street and aid in the layout of both parcels. It was also noted that the configuration of the site makes it presently impossible to provide adequately dimensioned parking and that the Board has considered that fact in its determination. ON MOTION BY CROSBY AND SECOND BY EADIE ADMINISTRATIVE REVIE:a NO. 78-17 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOL- LOWING VOTE: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The conceptual site plan and elevations received and dated February 9, 1978, shall be the approved layout, subject to the followinq modification: BZA 3-1-78 Page 9 Minutes, II.B. Board of Zoning Adjustments March 1, 1978 Page 10 The trash disposal area depicted on that plan shall be relocated to a spot more central within the development. The modification noted above shall be depicted on the plan submitted to the Department of Building and Community Devel- opment upon application for building permits. NOTE: The 3 inadequately dimensioned parking spaces shown on this plan are substandard and will be redesigned upon con- struction of a reciprocal drive as described below. In its approval action, the Board of Zoning Adjustments considered the following issues in relation to the conceptual plan: . Traffic circulation and drives; . Parking layout; . Lot area; . Lot width and lot depth; . Type of use and its relation to property and improvements in the immediate vicinity; . Past administrative action regarding this property. 2. An irrevocable offer to participate in a reciprocal drive with the property abutting to the southeast shall be filed with the City prior to issuance of building per- mits, to become activated upon development of the said abutting property. 3. The following _plans shall be submitted to the Secretary of the Board: a. Landscape and irrigation plan complying with Article 979 of the Huntington Beach Ordinance Code and land- scaping specifications on file with the Department of Public Works. b. Rooftop mechanical equipment screening plan, if appli- cable. Said plan shall indicate screening of all rooftop mechanical equipment and shall delineate the type of material proposed to screen said equipment. 4. All fees shall be paid prior to issuance of building permits. B. GENERAL CONDITIONS: 1. At the time development of the site abutting to the south- east takes place and the reciprocal drive between the two properties is physically constructed, the parking on the subject site shall be redesigned and restriped to comply with applicable provisions of the Huntington Beach Ordin- ance Code. BZA 3-1-78 Page 10 C� Minutes, H.B. Board of Zoning Adjustments March 1, 1978 Page 11 2. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. 3. Low -volume heads shall be used on all spigots and water faucets. 4. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an offsite facility equipped to handle them. 5. If outside lighting is included on site, high-pressure sodium vapor lamps shall be used to prevent "spillage" onto adjacent areas and for energy savings. AYES: SPENCER, EADIE, CROSBY NOES: NONE' ABSENT: NONE ADMINISTRATIVE REVIEW NO. 78-19 Applicant: Sid Lance To permit construction of a 10,360 square foot industrial build- ing located at the northeast corner of Systems Drive and Manufacture Lane in an M1-A, Restricted Manufacturing District. This project is covered by EIR 73-16, adopted by the City Council on March 18, 1974. Chairman Eadie informed the Board that it will be necessary to continue this request in order that the applicant may file a conditional exception to be heard in conjunction with the admin- istrative review. ON MOTION BY EADIE AND SECOND BY SPENCER ADMINISTRATIVE REVIEW NO. 78-19 WAS CONTINUED TO THE REGULAR MEETING OF MARCH 19, 1978, BY THE FOLLOWING VOTE: AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE MISCELLANEOUS AGENDA ITEMS: ADMINISTRATIVE REVIEW NO. 78-4 Applicant: Frank M. Cracchiolo To permit construction of a 6,000 square foot office building loc- ated on the east side of Main Street approximately 400 feet south of the Beach Boulevard intersection. Mr. Cracchiolo was present at the meeting. BZA 3-1-78 Page 11 Minutes, H.B. Board of Zoning Adjustments March 1, 1978 Page 12 The applicant submitted a revised plan for the Board's consid- eration, which has reoriented the building and the parking on the lot to comply with the previously expressed desire for a greater setback from Main Street. The Board reviewed the revised plan, noting that the dimension between parking aisles does not appear to comply with the code -required 27 feet and would have to be modified. Secretary Spencer informed the Board that a communication had been received from the Environmental Council recommending retention of the mature eucalyptus tree onsite, and the applicant indicated his intention to comply if possible. The revised plan was otherwise found to be in substantial compli- ance with code requirements and the desire of the City to provide and maintain an aesthetically pleasing entry corridor on Main Street. ON MOTION BY EADIE AND SECOND BY SPENCER THE BOARD DETERMINED TO RESCIND ITS PRIOR REFERRAL OF THIS REQUEST TO THE PLANNING COM- MISSION AND RECONSIDER ADMINISTRATIVE REVIEW NO. 78-4 AND NEGATIVE DECLARATION NO. 78-9, BY THE FOLLOWING VOTE: AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE The Board reviewed the information contained in the negative dec- laration request form and considered mitigation measure applicable to the pro3ect. ON MOTION BY EADIE AND SECOND BY CROSBY THE BOARD, HAVING FOUND THAT THE PROPOSED PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE EFFECT ON THE ENVIRONMENT, ADOPTED NEGATIVE DECLARATION NO. 78-9 WITH THE MITIGATING MEASURES CONTAINED IN CONDITIONS B1 THROUGH B4 IMPOSED ON THE ADMINISTRATIVE REVIEW, BY THE FOLLOWING VOTE: AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE ON MOTION BY EADIE AND SECOND BY CROSBY ADMINISTRATIVE REVIEW NO. 78-4 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOL- LOWING VOTE: ' CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The revised conceptual plan received and dated February 27, 1978, shall be the approved conceptual layout, subject to the following modification: The dimension between the parking aisles shall be revised to reflect a minimum width of twenty-seven (27) feet. BZA 3-1-78 Page 12 Minutes, H.B. Board of Zoning Adjustments March 1, 1978 Page 13 The modification described above shall be delineated on the site plan submitted to the Department of Building and Com- munity Development upon application for building permits. 2. Building elevations shall be submitted to the Secretary of the Board for approval prior to issuance of permits. In its approval action, the Board of Zoning Adjustments considered the following issues in relation to the conceptual plan: . Traffic circulation and drives; Parking layout; Lot area; . Lot width and lot depth; . Type of use and its relation to property and improvements in the immediate vicinity; . Past administrative action regarding this property. 3. The following plans shall be submitted to the Secretary of the Board: a. Landscape and irrigation plan complying with Article 979 of the Huntington Beach Ordinance Code and land- scaping specifications on file in the Department of Public Works. b. Rooftop mechanical equipment screening plan, if appli- cable. Said plan shall indicate screening of all rooftop mechanical equipment and shall delineate the type of material proposed to screen said equipment. 4. All applicable fees shall be paid prior to issuance of building permits. B. GENERAL CONDITIONS: 1. Natural gas shall be stubbed in at the locations of cook- ing facilities, water heaters, and central heating units. 2. Low -volume heads shall be used on all spigots and water faucets. 3. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an offsite facility equipped to handle them. 4. If outside lighting is included on site, high-pressure sodium vapor lamps shall be used to prevent "spillage" onto adjacent areas and for energy savings. AYES: SPENCER, EADIE, CROSBY NOES: NONE ABSENT: NONE BZA 3-1-78 Page 13 Minutes, H.B. Board of Zoning Adjustments March 1, 1978 Page 14 ADMINISTRATIVE REVIEW NO. 78-8 (Revised) Applicant: Dell DeRevere To permit revisions to a previously approved plan for a 195,000 square foot industrial building complex, to also include Parcels 2 and 3 of said project which were previously excluded from the original approval, and revisions of prior layout of the remainder of the lots, on property located on the south side of Bolsa Avenue east of Bolsa Chica Street in an Ml-A, Restricted Manu- facturing District. No one was present to represent the application. The revised layout was reviewed by the Board, considering provi- sion of proper setbacks, adequate landscaping, and reciprocal access drives on the site. Also discussed was the timing of con- struction of the project which, by the terms of the approval of Tentative Tract 8688"X", cannot be accomplished prior to actual construction of the interior streets in the tract, Triton Lane and Oceanus Drive. ON MOTION BY EADIE AND SECOND BY SPENCER THE REVISED PLAN FOR ADMINISTRATIVE REVIEW NO. 78-8 WAS APPROVED WITH THE FOLLOWING CONDITIONS, BY THE FOLLOWING VOTE: CONDITIONS OF APPROVAL: A. TO BE COMPLETED PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. The revised conceptual plan received and dated February 28, 1978, shall be the approved layout, subject to the modifi- cations described herein: a. The landscaping area along Oceanus Drive shall be a minimum width of fifteen (15) feet. b. The westerly and easterly driveways along Bolsa Avenue shall be shown as reciprocal with ad3acent properties. Widths of said drives shall be approved by the Depart- ment of Public Works. The modifications outlined above shall be depicted upon the plan submitted to the Department of Building and Community Develop- ment upon application for building permits. In its approval action, the Board of Zoning Adjustments considered the following issues in relation to the conceptual plan: . Traffic circulation and drives; • Parking layout; . Lot area; . Lot width and lot depth; BZA 3-1-78 Page 14 1 Minutes, H.B.,Board of Zoning Adjustments March 1, 1978 Page 15 . Type of use and its relation to property and improvements in the immediate vicinity; • Past administrative action regarding this property. 2. The following plans shall be submitted to the Secretary of the Board: a. Landscape and irrigation plan complying with Article 979 of the Huntington Beach Ordinance Code and land- scaping specifications on file in the Department of Public Works. b. Rooftop mechanical equipment screening plan. Said plan shall indicate screening of all rooftop mechanical equipment and shall delineate the type of material proposed to screen said equipment. 3. No building permits shall be issued until Triton Lane and Oceanus Drive are actually constructed. 4. All applicable fees shall be paid prior to issuance of building permits. 5. Previously approved Tentative Parcel Map 78-7 shall be revised and submitted to the Secretary of the Board for approval. AYES: SPENCER, EADIE, CROSBY 140ES : NONE ABSENT: NONE THERE BEING NO FURTHER BUSINESS, THE MEETING WAS ADJOURNED. C a es P. Spence Secretary : df BZA 3-1-78 Page 15